Last Updated on September 8, 2025
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Sometimes, seeing inside tax sale properties is impossible, leaving you in the dark about their condition. This uncertainty can make your investment risky and hinder your ability to create an accurate maximum bid at a tax sale. In our experience, skipping this step is a recipe for disaster.
Inside Tax Sale Properties: A Simple Guide
Buying a home at a tax sale can be exciting because it may cost much less than similar homes on the market. But there is one big problem: you often can’t walk inside the house before you bid on it. The law usually says the people who own the house have a period of time to pay back the taxes and keep their property. This time is called the redemption period, and during this time, the winning bidder does not own or control the house. Because of this, you are not allowed to go inside the house until the redemption period ends. If you go in without permission, you could be charged with trespassing. However, some areas have a Good Samaritan rule that lets you mow the grass or pick up trash if the house is empty.
Not being able to enter means you must make your decision based on outside information and a lot of research. This guide shows how to “look inside” a tax sale property without breaking the law. The goal is to help new investors understand what they are buying and avoid nasty surprises.
Why You Can’t Go Inside
When a property goes to a tax sale, the county is selling the tax debt, not the house itself. The former owner usually has time to catch up on the taxes. During this time, the buyer has a lien or a right to eventually own the property, but they do not have the right to go inside or tell the occupants to leave. You can only take care of the yard if it looks vacant. Once the redemption period ends and you get the deed, you can enter or evict people if needed. Until then, respect the law and the people living there.
How to Research a Tax Sale Property
You have to rely on paperwork, online tools, and drive‑by inspections to guess what the inside looks like. Here is a table of steps and tools you can use:
Step‑By‑Step Process
- Start Online:
Use the parcel or address to find the property on the county assessor’s website. You should see the lot size, square footage, and any past pictures. If nothing is online, call the office or visit in person.
- Check the Title:
You don’t want to buy a house only to find a large mortgage or federal tax lien attached to it. These liens might not go away after the sale. You can search yourself at the county recorder’s office, or pay a title company or a lawyer.
- Look for Bankruptcy:
If the owner filed for bankruptcy, the sale may be stopped. A quick search on court websites can save you time and money.
- Building and Code Records:
Contact the building department to see if there are open permits or violation notices. A stop‑work order or a demolition order is a big red flag.
- Use Maps:
County geographic information system (GIS) sites, Google Earth, and Street View let you see the roof, windows and yard. You can check if the house sits within its lot and if there are flood zones or other hazards nearby. Remember that images might be a few years old, so things could look worse now.
- Find Old Listings:
Search the address on real estate sites. Old listings might have photos of kitchens, bathrooms and bedrooms. Note the date and compare it with how long the taxes have been unpaid. A house that looked okay four years ago might be damaged now.
- Drive By:
If you live close, drive past the property. Stay on the public road; do not walk onto the yard. Look for signs of problems such as a sagging roof, boarded windows, peeling paint or a collapsing porch. If the lights are on or cars are present, someone might still be living there.
- Talk to Neighbours:
Neighbours know the area. They might tell you if the house had a fire, flood damage, squatters or if it has been vacant for years. Be polite and explain that you are thinking about buying it at a tax sale.
- Estimate Costs and Set a Bid:
Because you can’t see inside, assume there are serious issues. Plan for a new roof, plumbing, electrical work and clean‑up. Add a 20–30% cushion for surprises. Compare the repaired value of similar homes in the area and subtract your costs to find your maximum bid. Remember that all sales are final at a tax auction; there are no refunds if you discover problems later.
Tips to Guess Interior Condition
- Look at the outside first. A damaged roof often means leaks inside. Broken windows or missing doors can let in rain, animals, or vandals. Cracks in the foundation may hint at structural problems.
- Don’t trust the tax value. Tax assessments rarely match current market prices. Use recent sales of similar homes to judge value.
- Check for environmental issues. Search state or local environmental websites to see if the property is near hazardous waste sites or has an underground storage tank.
- Plan for extra time. If there is a redemption period, you may have to wait months or a year before you get the deed. During that time, you must pay any new taxes and may have to maintain the yard.
Frequently Asked Questions
No. Until you get the deed, you are not allowed to enter or take control of the property. Doing so could be trespassing. You can only do yard work if the house is clearly vacant.
A title search at the recorder’s office will show mortgages, taxes and other liens. A lawyer or title company can do this for you if you are unsure.
No. Assessed values are used for tax purposes and often lag behind the market. Look at recent sales of similar homes to decide what the property is worth after repairs.
You cannot evict them until after the redemption period and after you receive the deed. If the owner pays the taxes during this period, they keep the house, and you get your money back plus interest.
Because you can’t see inside, there could be hidden issues like mould, pest infestations or damaged plumbing. Adding extra money to your repair budget helps you handle these surprises.
Learn Josh’s Inside Tax Sale Properties Trick
Josh recently evaluated a seemingly perfect property. From the outside, everything looked fine, but his approach uncovered crucial flaws that saved us from overbidding. This is a lesson every tax deed investor needs in their toolbox.
Watch the video now and add this invaluable strategy to your investment playbook.
